26011 kentia palm Dr · Homeland, CA 92548

$260,000

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 111 Days on market

Built 1977 6,534 sqft lot Est $250k · at est. $145/mo HOA · 5% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.5/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• ARV discount +5.8/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

Key facts

• 6,534 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: One total unit (single residence); 2+ common walls (attached); No accessory dwelling unit
• HOA & community: Part of Highland Palms Senior Estates; Monthly association fee of $145; Senior community; Community amenities include clubhouse, gym/exercise room, sauna, pool, spa, and nearby golf course

Exterior

• Parking: Concrete driveway; Carport (1 carport space)
• Security: Security system
• Utilities: Public sewer; District/public water
• Home design: Manufactured house; Attached property; One story; Entry on main level; Wheelchair accessible with ramp and grab bars
• Construction: Certified 433A foundation
• Exterior features: Covered patio; Back yard; Shed; Association pool and spa access; Solar energy generation; Has view

Interior

• Kitchen: Gas range; Gas oven; Dishwasher; Kitchen open to family room
• Bedrooms: 2 bedrooms on the main level; All bedrooms on one level
• Bathrooms: 2 full bathrooms; Main-level bathrooms
• Heating & cooling: Central furnace heating; Central cooling; Evaporative cooling
• Interior features: Ceiling fans; Pantry; Double pane windows; Security system; Jetted tub; Spa available through association
• Laundry & utility: Washer included; Dryer included; Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.9% in Homeland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 45/100 on livability (#1,297 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living C-, health & safety C-, employment D.
• Romoland Elementary (suburban): math 35% / reading 44% proficiency, ranked #699 of 1,400 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $143k; list at $260k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $250,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26082 Seaforthia Palm	0.08mi	2/2.0	1,344 (-2%)	4mo	$254,000	$189	90
26143 Seaforthia Palm Dr	0.13mi	3/2.0 (+1)	1,370 (+0%)	10mo	$310,000	$226	80
30730 Palmetto Palm Ave	0.28mi	2/2.0	1,344 (-2%)	6mo	$210,000	$156	80
30856 Palmetto Palm Ave	0.36mi	2/2.0	1,344 (-2%)	2mo	$165,000	$123	79
26155 Butterfly Palm Dr	0.15mi	2/2.0	1,440 (+5%)	14mo	$205,000	$142	73
26080 ivory Palm Dr	0.35mi	2/2.0	1,440 (+5%)	6mo	$225,000	$156	70
26078 Sago Palm	0.31mi	2/2.0	1,248 (-9%)	1mo	$239,900	$192	70
30857 Palmetto Palm	0.37mi	3/2.0 (+1)	1,456 (+6%)	0mo	$266,000	$183	67
30861 Paradise Palm	0.43mi	2/2.0	1,464 (+7%)	3mo	$255,000	$174	66
26068 Fountain Palm Dr	0.14mi	2/2.0	1,200 (-12%)	9mo	$220,000	$183	65
31240 Fretwell	0.74mi	2/2.0	1,440 (+5%)	2mo	$300,000	$208	55
31051 Neer St	0.51mi	3/2.0 (+1)	1,250 (-9%)	12mo	$430,000	$344	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.47×
• Total profit: $180,174
• Equity at exit: $234,229

10-year hold

• IRR: 27.3%
• Equity multiple: 7.87×
• Total profit: $500,314
• Equity at exit: $505,123

Cash invested: $72,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92548

• Home prices YoY: 16.7%
• Active inventory: 53
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$108
• HOA: −$145
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $605

Break-even live

Break-even rent $2,229

Max offer price $260,000

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25120 Charina Ln Homeland, CA	3.0	2.0	1782	$2,995	$1.68	1d	1	0.95mi

HOA detail

• Monthly dues: $145 · $1,740/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $260,000 Active 111 DOM
2. 2026-06-17
   days on market $260,000 Active 110 DOM
3. 2026-06-16
   days on market $260,000 Active 109 DOM
4. 2026-06-15
   days on market $260,000 Active 108 DOM
5. 2026-06-13
   statusdays on market $260,000 Active 106 DOM
6. 2026-06-09
   days on market $260,000 Active Under Contract 102 DOM
7. 2026-06-08
   days on market $260,000 Active Under Contract 101 DOM
8. 2026-06-07
   days on market $260,000 Active Under Contract 100 DOM
9. 2026-06-04
   days on market $260,000 Active Under Contract 97 DOM
10. 2026-06-03
    days on market $260,000 Active Under Contract 96 DOM
11. 2026-06-02
    days on market $260,000 Active Under Contract 95 DOM
12. 2026-06-01
    days on market $260,000 Active Under Contract 94 DOM
13. 2026-05-31
    days on market $260,000 Active Under Contract 93 DOM
14. 2026-02-27
    listed $260,000 Active
15. 2018-11-30
    soldstatus $143,000 Closed Sale 843-char remark

    Show marketing remark (843 chars)

    Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

16. 2018-11-30
    soldstatus $143,000

    Show marketing remark (843 chars)

    Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

17. 2018-11-13
    status Pending Sale 843-char remark

    Show marketing remark (843 chars)

    Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

18. 2018-10-25
    status Active 843-char remark

    Show marketing remark (843 chars)

    Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

19. 2018-09-08
    historical Active Under Contract 843-char remark

    Show marketing remark (843 chars)

    Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

20. 2018-09-05
    price $147,000 843-char remark

    Show marketing remark (843 chars)

    Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

21. 2018-09-04
    listed $147 Active 843-char remark

    Show marketing remark (843 chars)

    Back on the Market! Appraisal in at $147,000. Remodeled home on a 433 foundation in the lovely Senior Community of Highland Palms. 2 bedroom 2 full bathrooms. Large lot. Beautiful laminate flooring, custom built kitchen cabinets, open floor plan. Drywall with bullnose corners. Master bathroom has a jetted bathtub!!! Second bathroom has tile shower. Indoor laundry room. Lots of storage. Covered carport. Nice store-room/work-room. Additional shed also. Great backyard! Come check it out! Low taxes, HOA fee is only $100. monthly. You own the land in Highland Palms. Beautiful golf course, community RV storage, gorgeous swimming pool, heated therapeutic pool, exercise room, billiard room, library, plenty of actives for those that want to socialize. Cards, crafts, bingo, parties and much more! New member fee to Highland Palms of $1,000.

22. 2016-08-18
    soldstatus $90,000
23. 2002-06-04
    soldstatus $65,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,728 · $144/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$248/yr (+$21/mo · 14.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$14,564
• − Property taxes: −$1,728
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$1,740
• − Depreciation: −$7,564
• Taxable income: $3,294
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $6,472/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Romoland Elementary
• NCES district ID: 0633390
• Math proficiency: 35% ▲ 2.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $58,935
• Composite: 37.36/100
• National rank: #8931
• State rank: #699 of 1400 in CA

Livability — Homeland

• Score: 45/100
• State rank: #1297
• US rank: #26584

Category grades

Amenities F Commute F Cost of living C- Crime F Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homeland, CA
• Population (ZIP): 6,435

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 30% Two or more races 9% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 59% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 20% · Canada, South Korea
• Languages at home: 54% English-only · Spanish 44% Korean 1% Vietnamese 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.36%
• Current HPI: 435.0222
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+300.0% since first listed

10 events — show timeline

• 2026-02-27 Listed $260,000 CRMLS
• 2018-11-30 Sold (Public Records) $143,000 Public Records
• 2018-11-30 Sold (MLS) $143,000 CRMLS
• 2018-11-13 Pending — CRMLS
• 2018-10-25 Relisted — CRMLS
• 2018-09-08 Contingent — CRMLS
• 2018-09-05 Price Changed $147,000 CRMLS
• 2018-09-04 Listed $147 CRMLS
• 2016-08-18 Sold (Public Records) $90,000 Public Records
• 2002-06-04 Sold (Public Records) $65,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,728 · -0.0% YoY. Source: county tax records.